I'd much rather see a year end bonus (if you insist) for good work throughout the year.

This is an educated, upper class, Latin American family.So, should I insist on a co-sign or just go for it?

If you insist on wholesaling, @Kory Giddens had a great suggestion for doing a JV wholesaler - to do that you go to your local REIA.Assessing your situation, I think your best bet would be to change SSN and look into joining a property management company as a property manager.

Disclaimer: While I also @ David KrulacI have bought a house in the city of Philadelphia July 2016, the recording happened on that time and it has been a year so far , I was selling the property but the buyer insisted on using certain title company which made all things complicated and asked about the notices were sent by the sheriff's office to the old owner, which I never had or received or even sent to me that the Sherrif's send a notice to the old owner.Philadelphia county law said if it is a vacant property the redemption period is nothing ( this property was vacant for 10 years) if the property was occupied it is 9 months from the sale ( usually becomes a year with the recording time ), which already also elapsed, the title company who was closing the deal refused closing and asked me to do A quiet title action or lawsuit , so the old owner or his hires won't have any rights or legally won't have any rights in the property, then I was about to file that but the City officials who are responsible for the court process advised me that this case will be complicated because I will have to find that  old owner who does not have any rights legally now already and service him the court case or his hires if he is dead.I am seeking your advice on the matter, and if you know any title company that is aware of the right laws and will to close for me this deal with any buyer please help me Ehab T.

I talked to my partner after inspecting the property and told him we should offer full ask .. well we did but he insisted on them paying closing .. well the next person who looked at it offered full ask and they were willing to pay the closing costs of around $1100 .. the property needed $40k worth of rehab and if you figure $10k fir holding and buying and selling costs ( I market the properties myself , although we are willing to pay 3% to a buyers agent ) so, roughly $10k .. that puts us at around $95k and with a Arv of $140-145k that leaves between $45-50k profit that we missed out on .. over closing costs !

If you insist on out of state, pick your area first, then drill down to find a deal in that area.

I am insisting on title insurance and a quick close in approximately 15 days. 

I hire Private Money Coordinators (and insist they get licensed if they are not already) so that I can pay them 1% of the money I use.

The seller and the attorney are fully aware that I plan to flip and resell for a profit, only the attorney is insisting that I close first, then resell to whoever I want.This is an estate sale.

You tell your lawyer what YOU want to do and insist it happens.